1384 Winnipeg Avenue W: Property Summary

Key Characteristics & Buyer Profile

This is a wartime-era bungalow (built 1945) in the Weston neighbourhood of Winnipeg, sitting on a significantly larger-than-average lot. The property’s standout feature is its land: at 4,526 sqft, it ranks in the top 13% within Weston and the top 11% on its street. The living area, however, is compact at 852 sqft—well below the citywide average of 1,342 sqft and ranked in the bottom third on the street. The assessed value of $158k reflects this modest square footage, landing in the bottom quartile locally and bottom 4% citywide.

The appeal here is not the house itself but the potential of the lot. In an older, established neighbourhood like Weston, a deep parcel of this size is relatively uncommon and may offer options for expansion, a garage or workshop, or simply more outdoor space than most nearby homes. The year built (1945) places it among the newer homes on the street, which suggests it was part of the post-war building wave rather than the earlier 1930s stock. For a buyer, this could mean a more modern foundation or roof structure, though a full inspection is still warranted.

This property would best suit:

• Buyers looking for an affordable entry point into a mature Winnipeg neighbourhood, with room to grow.
• Renovators or builders who see value in the land and are comfortable with a smaller footprint.
• Anyone who prioritises outdoor space over finished square footage and doesn’t mind a fixer-upper or a dated layout.

Frequently Asked Questions

1. Why is the assessed value so much lower than the citywide average?
The assessed value ($158k) reflects the home’s smaller living area (852 sqft) and likely its age and condition. Citywide averages are pulled higher by newer, larger homes in more expensive areas. On its own street, the value is below average but not dramatically so—about 20% less than the street median of $198k.

2. Is the lot large enough to build an addition or a secondary suite?
At 4,526 sqft, the lot is above average for Weston, but Winnipeg zoning rules (R1 or R2 designations) will determine what’s allowed. Typically, a lot this size can accommodate a modest addition or a detached garage, but a secondary suite may require a variance. Check with the city’s planning department before making plans.

3. How does the 1945 build compare to older homes on the street?
The street average build year is 1934, so this home is about a decade newer. That said, 1945 construction is still pre-modern in terms of insulation, wiring, and plumbing. It’s not new, but it’s not as old as many neighbouring houses—meaning some systems may be slightly more current, but a thorough home inspection is essential.

4. Who typically buys in this part of Weston?
Weston draws a mix of first-time buyers, long-term residents, and investors. The area is known for its older character homes, proximity to the Assiniboine River, and relatively affordable prices compared to the city core or the south end. This property in particular would likely appeal to someone willing to take on renovation work or live small for a few years while the neighbourhood matures.

5. Is this considered a good investment given the low assessed value?
Assessed value isn’t the same as market value or investment potential. The land is the asset here. In a stable neighbourhood like Weston, large lots don’t come up often, and land generally appreciates over time. The house itself may not gain much value unless upgraded, but the property could be a solid long-term hold for someone who sees the parcel’s potential.